Frisco Housing Market Update November 2026: Prices, Inventory and What It Means for You

by OnDemand Realty

This is OnDemand Realty's Frisco housing market update November 2026 edition, and here is exactly how fresh each number is. The most recent official month is September 2026, from the NTREIS Monthly MLS Summary Report prepared by the Texas A&M Real Estate Research Center (released in October). October's official city report is not out yet; those typically post around the 20th of the following month. So we also include a clearly labeled Latest snapshot section with Realtor.com (October 2026), Redfin (three months ending September 2026) and Zillow (September 30, 2026) readings checked on November 9, 2026, plus Freddie Mac's November 5, 2026 mortgage rate survey.

The short version: Frisco has shifted toward buyers. In September, single-family homes sold for a median of $669,500, but fewer homes sold, pending sales fell by about a quarter, and supply rose to 4.9 months. Realtor.com's October 2026 reading points the same way, with more listings and longer market times than a year ago. Below we walk through the data, how Frisco compares with its neighbors, and what to do if you are buying or selling this fall.

A quick note on method: every number below is labeled with its period and source. Where we did the math ourselves (for example, year-over-year percentages from two raw figures), we mark it as calculated.

Key Takeaways

September median price held up: Frisco's median single-family sale price was $669,500 in September 2026, up 3.0% from $650,000 a year earlier (NTREIS/TAMU; % calculated).
But value per square foot slipped: median price per square foot fell 4.8% to $227.14, and the average sale price fell 7.7% to $750,582 (NTREIS/TAMU; % calculated). The steady median is partly about which homes sold.
Demand cooled: 152 closed sales (down 12.1%) and 116 pending sales (down 25.2%) versus September 2025 (NTREIS/TAMU; % calculated).
More choice for buyers: 847 active single-family listings (up 6.7%) and 4.9 months of inventory, up from 4.6 (NTREIS/TAMU).
Homes sold faster than last year, but below asking: median days on market fell to 55 from 70, while homes closed at 93.3% of list price (NTREIS/TAMU).
October listing data looks softer: Realtor.com's October 2026 reading shows a $699,000 median listing price (down 2.88%), 695 active listings (up 10.37%) and a 65-day median time on market (up 12.07%) versus a year earlier.
Rates are easing a little: Freddie Mac's 30-year fixed average was 7.18% on November 5, 2026, the third straight weekly decline, versus 6.22% a year ago.

Frisco Housing Market Update November 2026: The September Numbers

These figures are for single-family homes in the city of Frisco, September 2026, from the NTREIS Monthly MLS Summary Report (Texas A&M Real Estate Research Center, data date October 7, 2026). The report compares each month with the same month a year earlier.

Table 1. Frisco single-family homes, September 2026 vs. September 2025 (NTREIS/TAMU)

Metric	Sept. 2026	Sept. 2025	Change
Closed sales	152	173	-12.1% (calculated)
Median sale price	$669,500	$650,000	+3.0% (calculated)
Average sale price	$750,582	$813,206	-7.7% (calculated)
Median price per sq. ft.	$227.14	$238.65	-4.8% (calculated)
Sold-to-list price ratio	93.3%	92.0%	+1.3 points (calculated)
New listings	233	267	-12.7% (calculated)
Active listings	847	794	+6.7% (calculated)
Pending sales	116	155	-25.2% (calculated)
Days on market	55	70	-15 days (calculated)
Months of inventory	4.9	4.6	+0.3 months (calculated)

How to read September

The median rose, but values did not. When the median goes up while the average price and price per square foot go down, the mix of homes that closed is doing much of the work. Fewer high-end closings pull the average down; a cluster of solid mid-to-upper-range sales can hold the median up. Price per square foot, down 4.8%, is the better gauge of how values actually moved.
Pending sales are the forward signal. Pending contracts fell from 155 to 116. Pendings usually turn into closings 30 to 60 days later, so this pointed to a softer October. Realtor.com's October reading below, with more listings and longer market times, is consistent with that.
Supply is building, not flooding. New listings actually fell 12.7%, so the inventory increase is mostly homes sitting longer, not a wave of new sellers. At 4.9 months, Frisco sits in what most agents call balanced-to-buyer-leaning territory.
The sold-to-list ratio improved. Homes closed at 93.3% of list price versus 92.0% a year ago. Sellers who priced right got closer to their number, even in a slower market.

Townhomes and rentals in Frisco (September 2026)

Table 2. Frisco townhomes and single-family leases, September 2026 (NTREIS/TAMU)

Segment	Metric	Sept. 2026	Sept. 2025
Townhouse sales	Closed sales	13	11
Townhouse sales	Median sale price	$529,990	$498,000
Townhouse sales	Months of inventory	4.7	5.2
Single-family leases	Leases closed	134	153
Single-family leases	Median monthly rent	$3,000	$2,750
Single-family leases	Months of inventory	2.5	2.8

The townhouse sample is small (13 sales), so read it as directional only. The rental side is tighter than the for-sale side: 2.5 months of lease inventory and a median single-family rent of $3,000, up 9.1% year over year (calculated). Condo sales were too few (one sale) to report meaningfully.

Frisco vs. Nearby Cities and Counties

Frisco straddles Collin and Denton counties and competes for buyers with Plano, McKinney, Prosper, Allen and The Colony. Here is how September stacked up.

Table 3. Single-family homes, September 2026 (NTREIS/TAMU)

Area	Closed sales	Median price	Median $/sq. ft.	Days on market	Sold-to-list	Months of inventory
Frisco	152	$669,500	$227.14	55	93.3%	4.9
Plano	192	$510,000	$208.59	44	95.0%	3.2
McKinney	191	$472,500	$200.57	54	93.6%	3.5
Prosper	46	$819,000	$234.69	90	90.1%	6.5
Allen	73	$475,000	$207.87	48	94.4%	3.4
The Colony	36	$485,000	$207.22	44	93.9%	3.2
Little Elm	44	$390,000	$175.74	88	91.3%	4.9
Collin County	1,280	$447,000	n/a	65	93.2%	4.4
Denton County	1,050	$420,990	n/a	67	93.7%	4.5
DFW metro (MSA)	6,759	$385,000	$185.82	62	93.9%	4.3

Note: the DFW metro figures come from the same NTREIS/TAMU report as summarized by MetroTex; MetroTex describes the 62 days as an average. County tables in the report do not include price per square foot.

What stands out:

Frisco is a premium market, but not the most expensive nearby. Its median is about $222,500 above Collin County's and about $248,500 above Denton County's (calculated). Prosper is higher still at $819,000.
Frisco has more supply than Plano, McKinney and Allen. At 4.9 months, Frisco has noticeably more inventory than its closest Collin County peers (3.2 to 3.5 months), which gives Frisco buyers more leverage than they would have in Plano right now.
The "hotness" gap. The NTREIS report ranks cities by pending sales as a percentage of active listings. Frisco's ratio was 13.7, versus 24.2 for Plano, 23.0 for The Colony, 20.2 for Allen and 19.2 for McKinney, but above Little Elm (11.1) and Prosper (8.2). In plain terms, a smaller share of Frisco's listings went under contract in September than in most nearby cities.

Latest Snapshot: October 2026 Listing and Value Data

Official October city reports are not out yet, so here are the freshest Frisco readings we could verify from Realtor.com, Redfin and Zillow. Each source measures something slightly different, so we label each one and avoid mixing them.

Live listing and value data

Table 4. Frisco near-real-time indicators (all home types unless noted)

Source and period	Measure	Figure	Year-over-year
Realtor.com, labeled October 2026 (checked Nov. 9, 2026)	Median listing price	$699,000	-2.88%
Realtor.com, labeled October 2026	Median sold price	$592,562	-8.44%
Realtor.com, labeled October 2026	Listing price per sq. ft.	$230	-4.17%
Realtor.com, labeled October 2026	Active listings	695	+10.37%
Realtor.com, labeled October 2026	Median days on market	65	+12.07%
Realtor.com, labeled October 2026	Sale-to-list ratio	95% (sold 4.57% below asking on average)	n/a
Redfin, 3 months ending Sept. 2026	Median sale price	$649,691	-5.4%
Redfin, 3 months ending Sept. 2026	Median days on market	63	+3 days
Redfin, 3 months ending Sept. 2026	Sale-to-list ratio	96.9%	+0.2 points
Redfin, 3 months ending Sept. 2026	Homes with price drops	49.2%	+3.0 points
Zillow ZHVI, Sept. 30, 2026	Typical home value (estimate)	$640,131	-3.9%

How to read these together:

Every source agrees on direction. Prices are flat to modestly lower than a year ago, homes take longer to sell, and buyers are negotiating.
List prices are ahead of sale prices. Realtor.com's median list price ($699,000) is well above its median sold price ($592,562). Part of that gap is simply that unsold listings skew pricier, but it also reflects sellers who are still pricing for last year's market.
Nearly half of Frisco listings took a price cut in Redfin's latest three-month window. That is a strong signal that pricing right the first time matters.
Inventory counts differ by definition. Realtor.com counts 695 active listings in its October 2026 reading, while the NTREIS September report shows 847 single-family listings. Different property types, cutoff dates and data feeds explain the spread.
Sale prices depend on the window. Realtor.com's October median sold price ($592,562, down 8.44%) sits below Redfin's three-month median ($649,691) and the official September single-family median ($669,500). Each covers a different period and mix of home types, so compare each source only with its own year-ago figure.
Zillow's ZHVI is an estimate of a typical home's value, not a sale price, but its 3.9% annual decline lines up with the price-per-square-foot trends in the MLS data.

What Today's Mortgage Rates Mean in Frisco

Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed-rate average at 7.18% on November 5, 2026, down from 7.24% the week before and the third straight weekly decline. A year ago it was 6.22%. The 15-year fixed averaged 6.57%.

Table 5. Monthly principal and interest on a Frisco median-priced home (calculated)

Scenario	Price	Loan (20% down)	Rate	Monthly P and I
September median, today's rate	$669,500	$535,600	7.18%	about $3,628
September median, year-ago rate	$669,500	$535,600	6.22%	about $3,287
Realtor.com October median sold price, today's rate	$592,562	$474,050	7.18%	about $3,211

Our calculation: 30-year fixed, principal and interest only. It excludes property taxes, homeowners insurance, HOA dues and mortgage insurance, which are significant in Frisco and vary by address. Your actual rate depends on your credit, loan type and points.

The takeaway: at the September median, today's rate costs roughly $341 more per month than last year's rate (calculated). That is why many Frisco buyers are asking sellers for rate buydowns rather than straight price cuts. If you want to compare those two options, our guide to the seller-paid 2/1 buydown walks through the math.

What the Frisco Market Means for Buyers

This is one of the better windows for Frisco buyers in several years. You have more homes to choose from, sellers are more willing to negotiate, and rates have eased slightly from their October highs. Frisco ISD also continues to be a major draw: the district earned its fifth consecutive A rating from the Texas Education Agency in August 2026, with an overall score of 91.

Step-by-step: how to buy in Frisco this fall

Get fully pre-approved, not just pre-qualified. In a market where 49% of listings have cut their price, a strong, verified pre-approval helps you negotiate from strength.
Pick your county and ZIP code first. Frisco spans Collin and Denton counties, and taxes, school assignments and price points change across 75033, 75034, 75035 and 75036. Confirm the tax rates and school zoning for each specific address.
Look closely at homes with 45 or more days on market. With a median of 55 to 65 days depending on the source, homes past that mark often have sellers ready to deal.
Ask for help with your rate, not only your price. A seller credit toward a buydown or closing costs can lower your monthly payment more than a similar price reduction. Run both numbers with your lender.
Use recent neighborhood comps, not citywide medians. Frisco's median moves a lot depending on which homes sold that month. Ask your agent for the last 90 days of closed sales in your subdivision.
Don't skip inspections or the option period. A buyer-leaning market is the time to negotiate repairs, not waive protections.
Compare new construction carefully. Builder incentives can be generous, but compare total costs, lot premiums and HOA dues against resale homes nearby.

What the Frisco Market Means for Sellers

Frisco sellers still have real advantages: strong schools, steady demand from relocating families and one of the most recognized addresses in North Texas. But the data is clear that buyers have more options and more patience than a year ago.

Step-by-step: how to sell in Frisco this fall

Price to the current market, not to last spring. Price per square foot is down roughly 4% to 5% year over year depending on the source (4.8% in the September NTREIS report and 4.17% in Realtor.com's October listing data). The first two weeks on the market bring the most attention, so start with a price that reflects today's comps.
Study your direct competition. With 4.9 months of supply, buyers in your price range are likely touring several similar homes. Know which ones you are up against and how yours compares.
Prepare the home before photos. Fresh paint, landscaping, minor repairs and good photography matter more when buyers have choices.
Consider offering a rate buydown or closing-cost credit. It can attract more buyers than an equivalent price cut and protect your sale price on paper.
Plan for a longer timeline. Days on market range from 55 to 65 depending on the source, and the holidays usually slow showings. Plan your next move around that.
Watch the data monthly. If you are not getting showings within the first two to three weeks, adjust early rather than chasing the market down.

Frequently Asked Questions

Is Frisco a buyer's market or a seller's market in November 2026?

Frisco is leaning toward buyers. The September 2026 NTREIS report shows 4.9 months of inventory, pending sales down 25.2% (calculated) and homes selling at 93.3% of list price. Realtor.com also describes Frisco as a buyer's market in its October 2026 reading. That said, well-priced homes in popular neighborhoods still sell.

What is the median home price in Frisco right now?

The latest official figure is $669,500 for single-family homes in September 2026 (NTREIS/TAMU). Realtor.com's October 2026 reading shows a $592,562 median sold price and a $699,000 median listing price across home types. Redfin shows $649,691 for the three months ending September, and Zillow's typical home value estimate is $640,131 as of September 30. The figures differ because they measure different periods, property types and methods.

Are Frisco home prices dropping?

Values are softening modestly. In September, the median rose 3.0% but median price per square foot fell 4.8% (NTREIS/TAMU; calculated). Zillow's estimate is down 3.9% year over year, Redfin's three-month median sale price through September is down 5.4%, and Realtor.com's October median listing price is down 2.88%. No source points to a sharp drop; the pattern is a gradual cooling.

How long does it take to sell a home in Frisco?

In September 2026, the median single-family home spent 55 days on market, down from 70 a year earlier (NTREIS/TAMU). Realtor.com shows a 65-day median in its October 2026 reading, and Redfin shows 63 days for the three months ending September. Plan for roughly two months, longer over the holidays.

How does Frisco compare with Plano and McKinney?

Frisco's September median ($669,500) was well above Plano ($510,000) and McKinney ($472,500), and Frisco had more supply: 4.9 months versus 3.2 in Plano and 3.5 in McKinney (NTREIS/TAMU). That means Frisco buyers currently have more negotiating room than buyers in those two cities.

When will October 2026 official numbers be released?

Texas A&M and MetroTex generally release city-level MLS statistics around the 20th of the following month, so official October 2026 Frisco data should be available around November 20, 2026. We will update our numbers when it posts.

Thinking About Buying or Selling in Frisco?

Citywide numbers are a starting point. What matters is your street, your price range and your timeline. The OnDemand Realty team works with buyers and sellers across Frisco and all of Dallas-Fort Worth, and we can pull current neighborhood-level comps for you. Visit OnDemand Realty at ondemanddfw.com to search homes or connect with an agent.

Sources

NTREIS Monthly MLS Summary Report, September 2026, prepared by the Texas A&M Real Estate Research Center (city, county and hotness tables; data date Oct. 7, 2026): https://www.mymetrotex.com/wp-content/uploads/2026/10/NTREIS-Monthly-MLS-Summary-Report-202609.pdf
MetroTex Association of Realtors, "September 2026 North Texas Housing Market" (Oct. 16, 2026): https://www.mymetrotex.com/september-2026-north-texas-housing-market/
MetroTex Housing Market Reports and data release schedule: https://www.mymetrotex.com/market-reports/
Realtor.com, Frisco, TX housing market (labeled October 2026; checked Nov. 9, 2026): https://www.realtor.com/local/market/texas/collin-county/frisco
Redfin, Frisco, TX housing market (three months ending September 2026): https://www.redfin.com/city/30844/TX/Frisco/housing-market
Zillow, Frisco, TX home values (ZHVI, updated Sept. 30, 2026): https://www.zillow.com/home-values/18208/frisco-tx/
Freddie Mac, "Mortgage Rates Decline for Third Consecutive Week to 7.18%" (Nov. 5, 2026): https://freddiemac.gcs-web.com/news-releases/news-release-details/mortgage-rates-decline-third-consecutive-week-718/
Freddie Mac Primary Mortgage Market Survey: https://www.freddiemac.com/pmms
Community Impact, "Frisco ISD receives fifth consecutive 'A' accountability rating from state" (Aug. 14, 2026): https://communityimpact.com/frisco/education/frisco-isd-receives-fifth-consecutive-a-accountability-rating-from-state/
Texas Education Agency, TXschools.gov, Frisco ISD accountability: https://txschools.gov/?id=043905&lng=en&tab=performance%7Caccountability&view=district

Disclaimer: This article is for general information only and is not financial, legal or tax advice. Market statistics are historical snapshots from the sources listed, are deemed reliable but not guaranteed, and may be revised. Third-party listing data and value estimates can change as sources update. Statistics do not establish the value of any specific property. Talk with a licensed real estate agent and lender about your situation.